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HomeMy WebLinkAboutMeridian Counseling & Wellness RZ-05-004 CUP-05-012CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of Jacksons Food Store, A Request for a Rezone of 2 acres from I -L to C -G zone and a Conditional Use Permit to allow the operation of a new carwash and convenience store. Case No(s). RZ-05-004, CUP -05-012 For the City Council Hearing Date of. May 24 2005 A. Findings of Fact 1. Hearing Facts a. A notice of a public hearing was published for two (2) consecutive weeks prior to the City Council public hearing, the first publication appearing and written notice mailed to property owners or purchasers of record within three hundred feet (300') of the external boundaries of the property. The notice of public hearing before the City Council was posted upon the property under consideration more than one week before said hearing. All other noticing was done consistent with Idaho Code §67- 6509. The matter was duly considered by the City Council at the May 24, 2005, public hearing(s). The applicant, affected property owners, and government subdivisions providing services within the planning jurisdiction of the City of Meridian were given full opportunity to express comments and submit evidence. b. Written and oral testimony was received on this matter, as reflected in the records of the City Clerk (for written testimony) and in the official meeting minutes (for oral testimony). C. The Planning and Zoning Commission conducted a public hearing and issued a written recommendation on the subject matter to the City Council. d. The City Council heard and took oral and written testimony and duly considered the evidence and the record in this matter. 2. Process Facts a. There has been compliance with all notice and hearing requirements set forth in Idaho Code §67-6509, 6512, and Meridian City Code §§ 11-15-5 and 11-17-5 as evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof of Posting filed with the staff report. 3. Application and Property Facts CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-05-004, CUP -05-012 - PAGE 1 of 4 a. In addition to the application and property facts noted in the staff report and the Planning & Zoning Recommendation for the subject application(s), it is hereby verified that the property owner(s) of record at the time of issuance of these findings are VJ Joint Ventures, Ronald Van Auker. 4. Required Findings per Zoning and Subdivision Ordinance a. See Exhibit C for the findings required for each type of application. B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67- 6503). 2. The Meridian City Council takes judicial notice of its Zoning, Subdivision and Development Ordinances codified at Titles 11 and 12, Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-17-9. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning and Zoning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description in Exhibit A, the Site Plan Dated January 10, 2005 as shown in Exhibit B, and Site Specific and Standard Conditions of Approval in Exhibit E. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 12-3-5 and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: The applicant's rezone as evidenced by having submitted the Survey and Legal Description in Exhibit A is hereby conditionally approved; and CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-05-004, CUP -05-012 - PAGE 2 of 4 2. The site specific and standard conditions of approval are as shown in Exhibit D. D. Notice of Applicable Time Limits 1. Notice of Twelve (12) Month Preliminary Plat Duration Please take notice that after the date of approval of the preliminary plat, the owner or developer shall have one year within which to file the request for approval of the final plat. After approval of final plat, the owner or developer shall have one year to begin construction of the public utilities and one year thereafter to complete construction of those public facilities. (MCC 12-2-4.B & C.) E. Notice of Final Action and Right to Regulatory Takings Analysis The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has an interest in real property which may be adversely affected by the issuance or denial of the conditional use permit approval may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Exhibits Exhibit A: Legal Description - Survey Exhibit B: Approved Rezone Map/Site Plan Exhibit C: Findings Zoning/Rezone Exhibit D: Findings Conditional Use Permit Exhibit E: Standard and Site Specific Conditions of Approval By action of the City Council at its regular meeting held on the S` LDday of 2005. COUNCIL MEMBER SHAUN WARDLE VOTED l it COUNCIL MEMBER CHRISTINE DONNELL VOTED COUNCIL MEMBER CHARLIE ROUNTREE VOTED CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-05-004, CUP -05-012 - PAGE 3 of 4 *6191112 Lei I NOV u: 1%19 X 91HIRYUH, MAYOR TAMMY de WEERD (TIE BREAKER) Attest: G. Berg, Jr., City Clerki- Copy served upon Applicant, The and City Attorney. Mayor T of N NNis.-'t. �, � � VOTED VOTED Weerd epartment, Public Works Department By: Dated: - 131; y Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-05-004, CUP -05-012 - PAGE 4 of 4 EXHIBIT A Ulmer, Ruth and Jeff CUP -05-028, RZ-05-002 Legal Description M LRKS IA'N`D,-% Colleen Marks, L.S. 7045 • 6405 Ustick Road • Boise, Idaho 83704 t!L)INGi Phone: (208) 378-7703 • Fax., (208) 378-7759 * Email: marksls@velocitus.net REZONE DESCRIPTION FOR JEFF AND RUTH IUMER A parcel of land being the N1/2 of Lots 7 and 8, Block 1, Cottage Home Addition, as recorded in Book I of Plats at Page 42, records of Ada County, Idaho, and portions of F. Fifth Street and E, State Avenue, said parcel lying in the NWI/4 of Section 7, T.3N., R, lE., Boise Meridian, City of Meridian, Ada County, Idaho, said parcel being more particularly described as follows: Commencing at a found Brass Cap marking the centerline intersection of E. Pine Avenue and E. Fifth Street; thence N.00008' 11"E. 236.13 feet along the said centerline of E_ Fifth Street to a point marking the REAL POINT OF BEGINNING; thence continuing N.00008'1 I"F,. 100.06 feet along the said centerline of R Fifth Street to a found Brass Cap marking the centerline intersection of said E. Fifth Street and E_ State Avenue; thence N.89° 13152"E. 141.28 feet along the said centerline of E_ State Avenue to a point; thence S,00008'48"W. 40.01 feet to a set 1/2" iron pin lying along the southerly right of way of said E. State Avenue and marking the NE Comer of said Lot 8, Block 1, Cottage Home Addition, thence continuing S.00°08'48"W. 59.98 feet along the easterly boundary of said Lot 8, Block 1, Cottage Home Addition to a set 1/2" iron pin; thence S.89°12'00"W_ 141.27 feet to the point of beginning, containing 0.32 acres, more or less. RE1(�W APP�y [3Y_ y�r �� cet.Ic 'FPT Ulmer Parcel.doc 6,\9T`PGi�� a nn 0 OF SEN lJl g S EXHIBIT B Ulmer, Ruth and Jeff CUP -05-02$, RZ-05-002 Site Plan ittia _ _ Its r r IN {:a rjst�e iI I'f�Ie y aA€s ITT � reeal IN ill i " i Y t f'i Ur 1 will c � reeal IN ill i tti M F m r V y �q,"ARCtl1T[[T Meus■ Remotla to Oncce for q M.rid .. n. C= un.allnq 4 waln.ea C.n1er '••.. I— I,I'.-- ^^. EXHIBIT C Ulmer, Ruth and Jeff CUP -05-028, RZ-05-002 Conditions of Approval SITE SPECIFIC COMMENTS (Rezone) 1. The legal description submitted with the application is accurate and meets the requirements of the City of Meridian and State Tax Commission. 2. The subject property is within the Urban Services Planning Area. 3. A Development Agreement will not be necessary with this rezone. All conditions of approval will be made as part of the Conditional Use Permit. SITE SPECIFIC CONDITIONS OF APPROVAL CUP 1. The applicant shall widen the drive aisle to twenty-five feet (25') and shift the parking spacing correspondingly to the east. 2. The applicant shall work with Planning and Zoning staff to receive approval of reduced land use buffers through Alternative Compliance (MCC 12-13-5). The applicant shall be required to install a six foot (6') solid fence along the south and east property lines. In addition, the applicant shall provide two (2) additional trees on along the south property line and one (1) additional tree along the east property line. 3. The applicant shall be required to provide two (2) additional trees along the north property line in conformance with MCC 12-13-10. 4. The applicant shall be required to submit a recorded copy of a License Agreement with the Ada County Highway District which allows the placement of paving and landscape materials within the right of way prior to issuance of a Certificate of Zoning Compliance for the property. 5. No freestanding signs are proposed for this project and none are approved. The proposed wall sign will require a separate sign permit and shall conform to the L- O standards in the zoning ordinance (Table C, of MCC 11-14-10). The proposed directional sign to be located at the front entrance to the building is approved as proposed and does not require a sign permit, provided it adheres to the stipulations outlined in MCC 11-14-9.C.1. All signage shall be in accordance with the standards set forth in this report and Section 11-14 of the City Zoning and Development Ordinance. 6. The building and site improvements shall be constructed per the approved plans with all modifications required by this application. 7. The applicant shall revise the site/landscape plan to show the requested modifications, and submit 10 copies of the revised plan to the City Clerk's office at least 10 days prior to the next public hearing on this application. 8. Meridian City Code requires that this site be served with an automatic underground irrigation system. Use of non -potable irrigation water is required when determined to be available by the City Public Works Department as regulated by City Ordinance 9-1-28. 9. Sanitary sewer and water service shall be from the city of Meridian's existing systems adjacent to the site. Upgrading of existing service lines maybe necessary to provide a level of service different from a residential use. The applicant to coordinate this with City of Meridian Public Works Department. 10. The applicant shall design any new surface improvements so that all storm drainage shall be retained on site. A drainage plan, including drainage calculations, designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water treatment and disposal shall be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into a surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 11. The hours of operation of the business shall be limited to 6:00 am to 10 pm daily. 12. The Conditional Use Permit is granted only to the current applicant and shall become null and void upon transfer of the proveriy. STANDARD CONDITIONS OF APPROVAL 1. This conditional use permit shall be subject to the expiration provisions set forth in MCC 11-17-4.B. 2. All 90 degree parking stalls shall be at least 9 feet wide and 18 feet long per Ordinance 11-13-4.F. All drive aisles adjacent to parallel parking shall be at least 25 feet wide. 3. All parking and drive aisles shall be paved for all uses, in compliance with the submitted plans. Handicap parking spaces shall be signed and striped in compliance with Federal accessibility guidelines. 4. All exterior lighting, whether attached to the building or located within the parking lot, shall be down -shielded or otherwise altered so that the light does not spill over onto adjacent properties or right-of-way. All parking lot lighting shall be in accordance with Ordinance 11-13-4C. 5. All construction and site improvements shall conform to the requirements of the Americans with Disabilities Act and the adopted building and fire codes. 6. Certificate of Occupancy: All required improvements must be complete prior to obtaining a Certificate of Occupancy for the proposed development. A temporary Certificate of Occupancy may be obtained by providing surety to the City in the form of a letter of credit or cash in the amount of 110% of the cost of the required improvements (including paving, striping, landscaping, and irrigation). A bid must accompany any request for temporary occupancy. 7. The applicant shall be required to pay Public Works development ,plan review, and construction inspection fees, as determined during the plan review process. Fire Department Comment: I. One and two family dwellings will require a fire -flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500' apart. International Fire Code Appendix C 2. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. e. Fire Hydrants shall be placed on corners when spacing permits. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. g. Fire hydrants shall be place 18" above finish grade. h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. 4. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 5. Provide a 20' wide Fire Lane for all internal roadways all roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 6. Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 7. Commercial and office occupancies will require a fire -flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 8. Maintain a separation of 5' from the building to the dumpster enclosure. 9. Provide a Knoxbox entry system for the complex prior to occupancy. 10. All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 11. Provide exterior egress lighting as required by the International Building & Fire Codes. 12. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). Sanitary Services Comnany Comment: 1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit stamped (approved) plans with your certificate of zoning compliance application. Parks & Recreation Department Comment: 1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance (MCC 12-13-13-6) will be followed. 2. Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed. Police Department Comment: 1. The proposed development and/or plat do not offer natural surveillance opportunities of the public areas. Prior to the next public hearing, the applicant shall meet with the Police Chief and/or Planning Staff to discuss features that increase visibility, including but not limited to: doors and windows that look out on the public areas, front porches, and adequate nighttime lighting. The site plan and/or landscaping plan shall be revised in accord with those discussions. 2. The east fagade shall be modified to include windows that look onto the parking areas and/or other public areas. 3. The proposed landscaping creates a hiding spot. The applicant shall submit a revised landscaping plan that affords greater visibility of the area from public areas such as a street or parking lot. EXHIBIT D Ulmer, Ruth and Jeff CUP -05-028, RZ-05-002 Required Findings STANDARDS FOR ZONING AMENDMENT The Commission and Council shall review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment (11- 15-11): A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive plan amendment; City Council finds that the requested Old Town (O -T) zoning designation is in accord with the Comprehensive Plan's Future Land Use Map, which delineates the subject property as "Old -Town". The text of the Comprehensive Plan (page 99) supports a variety of uses in the O -T zone, including offices. B. Is the area included in the zoning amendment intended to be re -zoned in the future; City Council finds that the proposed re -zone and accompanying development plans comply with the requested zone and staff does not anticipate that the property will be rezoned in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning; City Council finds that the applicant has submitted detailed development plans for a Conditional Use Permit for the property. City Council further finds that the proposed office/retail use will only be allowed with the approval of a Conditional Use Permit in the proposed O -T zone. D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned; City Council finds that the City's Comprehensive Plan has provided the applicant with the ability to request the O -T zone for the subject property. Much of downtown Meridian has already redeveloped to a mix of residential, office, and commercial uses, which is the intent of the Old Town zoning district. The nearest properties zoned O -T are approximately two blocks to the west along State Street and currently contain residences. The closest properties which are zoned O -T and being used for non-residential uses are approximately two blocks west and one block south, the intersection of E. Pine Avenue and E. 3rd Street. The area immediately surrounding the property is zoned residential, and rezoning the subject property to O -T will be a "spot zone" until other properties in the area are rezoned. It is anticipated, however, that the zoning of the area immediately surrounding this property will change in the future in accordance with the "Old Town" Comprehensive Plan designation. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; City Council finds that the proposed development may change the existing character of the neighborhood, but is appropriate with the intended character of the "Old Town" designation of the 2002 Comprehensive Plan Future Land Use Map. The area immediately surrounding the property is residential in appearance and character, and the addition of an office use with the associated off-street parking and traffic it generates could change the existing character of the neighborhood. It is anticipated, however, that the character of the area immediately surrounding this property will change to a mix of residential, office, and retail uses in the future in accordance with the "Old Town" Comprehensive Plan designation. F. Will not be hazardous or disturbing to existing or future neighboring uses; City Council finds that the requested rezone should not be disturbing to existing or future neighboring uses. Through the comp plan process, the City determined that compact, infill development is appropriate for the area. Any future change of use on the property that may have a significant impact on the surrounding properties will require conditional use approval under current ordinances, and adjoining property owners will have an opportunity to comment. G. Will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such service; City Council finds that the proposed uses can be adequately served by all essential Public services and facilities. Drainage will need to be retained on site. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; City Council finds that the requested uses will not create excessive additional requirements at public costs for public facilities and services. Additionally, staff finds that the proposed rezone would not be detrimental to the economic welfare of the community. I. Will not involve uses, activities, processes, materials, equipment, and conditions that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; City Council finds that the proposed O -T zoning designation of the property does not inherently allow uses that will generate activities, processes, materials, equipment, and conditions that are detrimental to the general welfare of the community. J. Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; City Council finds that the proposed O -T zoning will not interfere with general traffic patterns on any public streets. Please refer to the ACHD staff report for a full report on traffic issues. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance. City Council finds that no natural or scenic features will be lost or damaged by the project. L. Is the proposed zoning amendment in the best interest of the City; City Council finds that the proposed rezone would be in the best interest of the City by allowing a property owner to make improvements to the property for re- development that would otherwise not be allowed without the rezone. STANDARDS FOR CONDITIONAL USES The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following, and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3): A. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this ordinance; The applicant is proposing 2,412 s.f. of office space. Ordinance requires one (1) off-street parking space per 400 s.f for professional offices, thus, the project requires six (6) spaces for the office use. Six (6) spaces are provided per the site plan. Staff is aware that the structure has a basement which is included in the 2,412 square feet of proposed office space. The submitted site plans show a twenty foot (20') wide drive aisle adjacent to the parking spaces to the east of the structure. MCC 11-13-4.F requires a twenty-five foot (25') drive aisle adjacent to all parking spaces. The applicant should be required to widen the drive aisle to twenty-five feet (25') and shift the parking spacing correspondingly to the east. This reduces the width of the planter along the east property line to two feet (2'), which is discussed below. Due to site constraints and the required parking space and drive aisle dimensions per Meridian City Code, the applicant cannot meet the requirements for a five foot (5') landscape strip adjacent to parking areas or the required land use buffers. The required land use buffer between the proposed office use and the residences to the south and east is twenty feet (20'). Meridian City Code requires that within three (3) years, sixty percent (60%) or more of the vertical surface within the land use buffer is to be closed by vegetation, preventing the passage of vision through it. This requirement can be reduced to one (1) tree per thirty-five feet (35') if a solid six foot (6') fence is provided. The applicant can only provide approximately two feet (2') of width due to site constraints and required parking located along the east property line and can only provide seven feet (7') to the south due to the location of the existing structure. Staff would support reduction of these required buffers through Alternative Compliance (MCC 12-13-8), and recommends that the applicant should be required to install a six foot (6') solid fence along the south and east property lines. In addition, the applicant should provide two (2) additional trees on along the south property line and one (1) additional tree along the east property line. The planter area between the parking lot and the east property line is too narrow for any trees, so staff recommends placing the required additional two trees as follows: I. Move the Flowering Pear tree drawn in the southeast corner of the parking lot approximately nine feet (9') to the east and add an additional tree of similar size in the area between the Flowering Pear and the east property line; and 2. Add an additional tree approximately on the north property line, adjacent to the northernmost parking space. City Council finds that the subject property, as depicted, is large enough to accommodate the required parking, open spaces and landscaping required by the ordinance for an office use, as long as the buffers between land uses are approved under alternative compliance. C. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; The current Comprehensive Plan Land Use Map designates the property as Old Town. City Council finds that if the modifications required in this report are done, the application will meet the requirements of the Zoning Ordinance. See items A and C under the Zoning Amendment Analysis. D. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area; City Council finds the design concept to be compatible with the intended character of the area. See item E under the Zoning Amendment Analysis. E. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; City Council finds that the proposed development will not have an adverse impact on the surrounding property. F. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; See comments under the Zoning Amendment Analysis item G. G. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; See comments under the Zoning Amendment Analysis item H. H. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; See comments under the Zoning Amendment Analysis item I. 1. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; See comments under the Zoning Amendment Analysis item J. J. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. See comments under the Zoning Amendment Analysis item K.